Franklin County homeowners got a lot of mail after the 2023 reappraisal. Values jumped. Tax bills followed. And now the state has changed the reappraisal schedule for 16 Ohio counties, including Franklin.
Here's what actually changed, what stays the same, and what it means if you own a home in Westerville or anywhere else in Franklin County.
The Reappraisal Schedule Shift
Ohio law has always required counties to do a full sexennial reappraisal every six years, with a triennial update in the middle. That basic framework is still intact.
What changed: after the sharp 2023 reappraisals, Ohio lawmakers and the Department of Taxation adjusted the schedule so Franklin County delays its next full reappraisal by one year. The intent was to spread workload across counties and smooth out valuation swings.
Under the revised schedule, Franklin County's next full reappraisal moves from 2029 to 2030, with the triennial update still landing mid-cycle.
What Your Tax Timeline Actually Looks Like Now
The three-year rhythm still applies. Here's where Franklin County stands:
- 2023: Full reappraisal (the one that hit hard for a lot of owners)
- 2026: Triennial update, using sales from 2023 through 2025
- 2030: Next full reappraisal (one year later than originally scheduled)
The 2026 triennial update is the one to pay attention to right now. The Auditor uses arm's-length sales from the prior three years as the benchmark, adjusting neighborhood-level values based on what homes actually sold for. If your neighborhood's prices moved, your value moves too.
This is not an automatic increase. In markets where prices softened or plateaued, values can hold or come down at a triennial update. It follows the data.
What Does Not Change
A few things homeowners sometimes assume changed when the schedule shifted.
Your right to appeal. After every update or full reappraisal, you still have the right to challenge your value. The informal review process (a conversation with the Auditor's staff) comes first. If that doesn't resolve it, a formal Board of Revision complaint is the next step.
The Auditor's methodology. The Franklin County Auditor is still legally required to reflect current market value using actual sales. The shifted schedule does not change the standard or the Auditor's obligation.
The triennial update still counts. Some owners assume the 2030 delay means values freeze for an extra year. They don't. The 2026 triennial update still goes through its normal process. Your assessed value can and will move based on 2023-2025 market activity.
Why the One-Year Delay Matters for Planning
It matters for a few specific reasons:
No big "reset" in 2029. Under the old schedule, Franklin County would have gone through a full parcel-by-parcel reappraisal in 2029. Full reappraisals tend to produce bigger swings than triennial updates, because the methodology is more comprehensive and the Auditor has more discretion to adjust land values, building grade, and condition. Moving that to 2030 gives owners one extra year before any large correction.
More time to refine the process. The stated reason for the shift is giving the state and county more runway to improve the "sales ratio" methodology that came under scrutiny after 2023. The goal is fewer over-inflated values and a more defensible process. Whether that translates to meaningfully different outcomes in 2030 is something we'll see, but the intent is a more measured result.
Planning for a sale in 2027-2029 is cleaner. If you're thinking about listing in that window, you're working under the 2026 triennial update values, not a fresh full reappraisal. That can simplify tax-impact conversations with buyers and affect how prorations work at closing.
What to Do Before the 2026 Triennial Update Lands
The 2026 triennial update is based on sales data from 2023 through 2025. By the time notices go out, the Auditor has already run the numbers.
That said, there are things worth doing now.
Know your current assessed value. Franklin County's auditor site lets you pull your parcel record. Your assessed value is 35% of the Auditor's appraised value. Your tax bill flows from there through the applicable millage rates.
Compare against recent sales in your neighborhood. If the Auditor's value looks out of line with what similar homes actually sold for, that's your argument. The Board of Revision appeal requires supporting documentation, and recent closed sales are the strongest evidence.
Watch the notice date. The Franklin County Auditor typically mails updated values in late summer or early fall of the triennial year. You generally have until March 31 of the following year to file a formal Board of Revision complaint. Don't miss that window.
Ask about the informal review process first. A lot of value corrections happen at the informal stage before anyone files a formal complaint. It's less paperwork and often resolves the issue faster.
A Note on Westerville Specifically
Westerville sits in Franklin County (the 43081 and 43082 zip codes). If you own in Westerville, the Franklin County schedule applies to you. Delaware County has its own reappraisal calendar, so if you're north of the county line in Lewis Center or Powell, confirm which county your parcel is in.
School district levies also layer on top of the base millage. Your total tax bill reflects the combination of Franklin County's assessed value and the applicable school, city, and township millage rates. The reappraisal schedule shifts the Auditor's value, not the levy side of that equation.
Bottom Line
The reappraisal delay from 2029 to 2030 gives Franklin County homeowners a bit more runway before the next big value reset, but the 2026 triennial update is still coming this year. It will adjust values based on 2023-2025 sales. If your value comes in higher than what the market supports, the appeal window is your tool.
For any parcel in Westerville or the greater Columbus area, I'm happy to walk through the reappraisal timing, pull comparable sales, and help you figure out whether a Board of Revision filing makes sense. Reach out at calendly.com/adam-geuy or call 937-239-2919.
Adam Geuy, Realtor - NextHome Experience | ABR, PSA, SRS | License #202000794 | Each office is independently owned and operated.